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Application No.: 25/91142/C Applicant: Isle Of Man Development Co Ltd Proposal: Change of use to storage and distribution Site Address: Unit 42 Spring Valley Industrial Estate Douglas Isle Of Man IM2 2QS Principal Planner: Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 17.02.2026 Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason.
It is concluded that the planning application would be in accordance with the land use designation and not considered harm the use and enjoyment of neighbouring industrial units and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 05.12.2025. Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No Objection
1.1 The application site comprises the curtilage of Unit 42 Spring Valley Industrial estate, Douglas. The unit sit within a large industrial estate with various commercial business that is accessed from Cooil Road to the south. To the north of the site is the Government Public Records unit.
1.3 The existing industrial buildings are characterised with painted render and cladded walls and with a pitched sheeted roof. General proportion windows and doors are configured at ground level and at first floor with large roller shutters door at the front. Parking is aligned at the front of the unit.
2.1 The application seeks approval for the change of use to storage and distribution (Class
2.2 The applicants comment; "The storage will consist of various items of clothing manufactured elsewhere. From the site the items will be delivered to an existing tenant owned retail premises in Douglas by small van. We confirm there will be no retail undertaken from the application site Unit 42."
3.1 The application site is located within an area designated as 'Industrial' and within the settlement boundary on the Area Plan for the East 2020 (Map 4 Douglas).
3.2 Within the written statement accompanying the plans Employment Proposal 1 (page 74) specifically refers to existing industrial land and cross references to Business Policy 5 and 7 for preferential uses for; manufacturing; warehousing and distribution; office accommodation
3.3 The site is not within a Conservation Area, there are no registered trees on site nor is it within an area of flood risk. It is appropriate to consider the following planning policies from the Isle of Man Strategic Plan 2016; Business Policy
1 - Creation of employment opportunities 5 - Limitations on retail and only storage and distribution on industrial sites
General Policy
2 - (b,c,g) - General development considerations 4.0 PLANNING HISTORY
4.1 Change of use of unit for use as assembly, showroom and distribution of furniture & leisure buildings - 22/00993/C - APPROVED. The applicants advise this approval/use was implemented but has since ceased.
4.2 External alterations including replacing & upgrading cladding, replacement of windows and rendering of facades of three industrial Units - 21/00108/B - APPROVED
5.1 Braddan Parish Commissioners - have not commented at the time of writing.
5.2 Highways Services comment (24.01.2026): "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the site will be operating with a van, there will be no retail use from the site and there is space for staff parking within the front forecourt for the GFA size of the unit." Public Representations
5.3 None.
6.1 The fundamental issues to consider in the assessment of this planning application are;
Principle
6.2 The proposal would change the existing use which is a "assembly, showroom and distribution of furniture & leisure buildings" to a storage and distribution only. The proposal arguably complies with the land use designation and IOMSP policies more. Impact of the proposals
6.3 The use as storage and distribution is likely to have a reduced impact over the previous use and as such the proposals are therefore in compliance with General Policy 2 (b,c,g) of the Strategic Plan (2016). Highway Safety
6.4 The proposals will have a reduced impact compared to previous use. Highways Services do not raise any concerns regarding safe access and egress or parking in relation to this application. As such, the highways issue in connection to this proposal are deemed to satisfy GP2(h&i).
7.1 For the above reasons, it is concluded that the planning application would be in accordance with the land use designation and not considered harm the use and enjoyment of neighbouring industrial units and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, and is recommended for approval.
8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to:
that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted Date: 19.02.2026 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner
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